For agencies
How to Price a Villa for Long-Term Rent in Bali: the Area Median and What Renters Offer
A method for setting a Bali villa’s monthly and yearly rent from comparable listings in the same area and bedroom count, checked against what renters in that area say they can pay.
Published 24 October 2026 · Updated 25 October 2026 · 5 min read
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Which villas count as comparables?
Then adjust in the open for what the median cannot see: a private pool, furniture, a quiet lane, the distance to the beach, who pays for electricity. Write the reasons down; an owner shown the comparables and the reasons accepts a price more easily than one shown a single number.
- Same area, as renters name it: Canggu, Pererenan, Uluwatu. Use a neighbourhood only if it still leaves enough villas to compare.
- Same bedroom count. Renters search by bedrooms, so that is the set they compare yours with.
- Same term. Compare monthly rents with monthly rents. Do not divide a yearly price by twelve or multiply a nightly rate by thirty: that produces a number no owner offered.
- Live listings only, at least five and more where you can find them: with fewer, one unusual villa moves the median, which is why the sale pricing guide publishes no median under eight. Widen the area rather than trust a small set.
What do Bali villas ask, and what do renters offer?
Asking rents are medians over priced monthly villa rentals listed by Baliestate’s partner agencies on 20 October 2026. Budgets are what renters stated in public Facebook, Telegram and WhatsApp housing groups between 20 September and 19 October 2026; many name a maximum, so the real gap may be smaller.
| Bedrooms | Median asking rent a month | Median stated budget a month | Requests naming it |
|---|---|---|---|
| 1 | IDR 26.0m | IDR 13.5m | 332 |
| 2 | IDR 40.0m | IDR 19.8m | 537 |
| 3 | IDR 55.0m | IDR 31.5m | 169 |
| 4 | IDR 89.0m | IDR 40.5m | 62 |
Where should a villa sit against the median?
The median is the middle of what other owners hope for, not what renters pay. A villa priced at it competes with half the listed stock for the renters who can afford the area; a villa priced below it gets the viewings first.
Demand changes the answer by area. In the month to 19 October 2026, Seseh was named in 300 requests against 31 partner rentals and Pererenan in 355 against 136, while Seminyak had more partner rentals (196) than requests (117). Where requests outnumber listings, a villa at the median lets; where listings outnumber requests, it waits.
Time on market is the test. If a villa has had no viewing in two or three weeks at its price, the price is the message the market is sending.
Monthly or yearly: why list both?
Of the requests that stated a length of stay, one month was the most common answer, then ‘long-term’, then two and three months. A renter who starts monthly often signs a yearly lease once settled.
A yearly lease is normally paid twelve months up front and priced lower per month. State both on every listing: ‘IDR 40 million a month, minimum 3 months; IDR 400 million a year paid up front’. On 6 October 2026 only 36% of the villa rentals Baliestate’s partners listed carried a usable monthly price, and only 184 of 1,533 stated a minimum term. A listing without them cannot be matched to a renter’s budget, by a person or by software.
Who sets the rent, and who can let?
The owner sets the rent; the agency advises with evidence. For a foreign owner, letting is a business and is done through a PT PMA, the foreign-owned company, never in the owner’s own name; the company’s running costs belong in the rent calculation. The guide on letting long-term or short-term sets out the structure and its costs, with sources.
How Baliestate’s Insights check a rent
On every plan, Silver included, the partner dashboard’s Market insights include a villa check: pick one of the agency’s listings, or type an area, bedrooms and a rent, and it shows where that rent sits among live listings with the same intent, area and bedroom count, as a percentile and as a percentage above or below their median, with each comparable as a dot. Under five comparables it shows no median rather than a misleading one.
The same page sets the median asking rent of each area beside the median budget renters stated over the last 90 days, by bedroom count, and counts requests by area and size. Pricing, also on Silver, flags each of the agency’s listings that sits above or below its market.
Common questions
How much can I rent my villa for in Bali?
Compare it with live listings in the same area and bedroom count. On 20 October 2026 the median asking rent of villas listed by Baliestate’s partner agencies was IDR 26.0 million a month for 1 bedroom, IDR 40.0 million for 2 and IDR 55.0 million for 3; adjust for the pool, furniture, location and term.
Should I rent my Bali villa monthly or yearly?
List both. Monthly terms meet more renters, since one month was the most common stay renters stated in October 2026; a yearly lease paid up front gives the owner a full year of income at a lower monthly rate.
Can a foreigner rent out their villa in Bali?
Through a PT PMA, the foreign-owned company, yes; not in their own name. Letting is a business, and a foreign investor’s business in Indonesia takes the form of a PT PMA.
Looking for a home in Bali?
Tell the Baliestate assistant your budget and dates. It replies in minutes with homes that fit and books the viewings.
Asking rents: medians over priced monthly villa rentals listed by Baliestate’s partner agencies on 20 October 2026. Budgets and requests: rental requests in public Facebook, Telegram and WhatsApp housing groups, 20 September–19 October 2026, counted once each, as the rental demand guide published them. Price and term shares: partner listings on 6 October 2026. Asking rents, not agreed rents. General information, not legal or tax advice.
Sources and further reading
Related guides
- How to Price a Villa Listing in Bali: A Comparables Method for Agents
- Where Bali Rental Demand Is: 1,685 Requests by Area, Budget and Size (for Agencies)
- Is Your Bali Rental Budget Realistic? What 1,685 Renters Asked For vs What Villas Ask
- Yearly Tenant or Nightly Guests? Letting a Bali Villa Long-Term or Short-Term
- How Much Is Rent in Bali? Villa Rent per Month by Area (2026)
- PT PMA: when you need one, and when you do not